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Staff Report 7831
City of Palo Alto (ID # 7831) City Council Staff Report Report Type: Consent Calendar Meeting Date: 3/20/2017 City of Palo Alto Page 1 Summary Title: Retail Preservation Ordinance (Second Reading) Title: SECOND READING: Adoption of an Ordinance Amending Chapter 18 of the Palo Alto Municipal Code Making Permanent Interim Urgency Ordinance 5330 (Limiting the Conversion of Ground Floor Retail and Retail Like Uses), With Some Modifications; Extending the Ground Floor Combining District to Certain Properties Located Downtown; Modifying the Definition of Retail; Adding Regulations to Improve Pedestrian Oriented Design Standards in the Downtown; and Related Changes. The Proposed Ordinance is Exempt From the California Environmental Quality Act (CEQA) per Section 15308. The Planning and Transportation Commission Recommended Approval of the Proposed Ordinance (FIRST READING: February 13, 2017 PASSED: 6-3 Fine, Kniss, Tanaka no) From: City Manager Lead Department: Planning and Community Environment Recommendation: Staff recommends that the Council adopt the attached Retail Preservation Ordinance on second reading (Attachment A). Background: On February 13, 2017, the Council held a public hearing and approved the draft Retail Preservation Ordinance on first reading, asking staff to return with modifications. For additional background information and analysis on the ordinance, please see the agenda packet for the February 13th meeting: http://www.cityofpaloalto.org/civicax/filebank/documents/55798. Discussion: Consistent with the Council’s motion at the February 13th hearing, staff made the following changes to the ordinance, as shown in double strikeout and double underline in Attachment A: Removed laundry and dry cleaners as a permitted use when fronting University Avenue City of Palo Alto Page 2 or California Avenue in the GF- and R-combining districts, respectively. Limited the size of the lobbies in the GF-combining district, subject to approval by the Director. Revised the waiver process to provide review by the City Council: either on the consent calendar if a decision is made by the Director or as a hearing item. Refined design standards in the GF- and R-combining districts to focus on transparency of windows and visual access to a minimum depth of 3 feet. Removed automobile service stations and automotive services (which include gas stations and auto repair shops) as “retail-like uses” requiring protection under the ordinance. Revised the distinction between fitness and exercise studios as personal services vs. commercial recreation (requiring a CUP), so that a floor area threshold up to 1,800 square feet would be considered a personal service. Allowed private schools to replace retail or retail-like uses on properties in the RT-35 district, with frontage on Alma Street between Channing Avenue and Lincoln Avenues. The Council’s additional request to review late night use and activities in the Downtown is unrelated to this ordinance, but will be added to the Planning & Community Environment work program in the future. Timeline: The ordinance would be effective 31 days following the Council’s adoption on second reading. Attachments: Attachment A: Retail Preservation Ordinance (DOCX) Exhibit A Ground Floor Combining District (PDF) NOT YET APPROVED 1 November 23, 2015 Ordinance No. ____ Ordinance of the Council of the City of Palo Alto Limiting the Conversion of Ground Floor Retail and “Retail Like” Uses Citywide The Council of the City of Palo Alto does ORDAIN as follows: SECTION 1. Findings and Declarations. A. The City of Palo Alto has long been considered the birth place of Silicon Valley. With its proximity to Stanford University, its international reputation, its deep ties to technology firms, its highly rated public school system and its ample public parks, open space and community centers, Palo Alto continues to serve as a hub for technology based business. B. Palo Alto is considered one of Silicon Valley's most desirable office markets, leading to rapidly increasing rental rates for commercial property. In particular, average commercial rental rates have gone up significantly from 2013 to 2015. In 2013 the average monthly rental rate citywide for office was $4.57 per square foot. That rate increased to $5.12 in 2015. While retail rents have also increased during this period, retail rents are considerably lower than office rents. The average monthly rental rate for retail in 2013 was $4.21 and in 2015 was $4.88. C. These record high monthly rental rates for office and low vacancy rates have created financial incentives to replace current retail use with office use where such conversions are permitted by the City’s zoning ordinance. These economic pressures are more severe in the downtown and California Avenue commercial areas but exist throughout the City. In addition, these trends place particular pressure on small and medium-sized businesses. D. Based on these trends, on March 2, 2015, the Palo Alto City Council asked staff to consider whether zoning-based protections for ground floor retail uses need to be strengthened where they currently exist and expanded to areas of the City where they do not. E. This direction is consistent with the City’s existing Comprehensive Plan, which identifies the desirability of neighborhood serving retail (Policy L-16) and envisions inviting, pedestrian-scale “centers” with a mix of uses as focal points for neighborhoods (Goal L-4). Policy L-20 suggests that the City “encourage street frontages that contribute to retail vitality…” and Policy B-5 calls on the City to “maintain distinct business districts within Palo Alto as a means of retaining local services and diversifying the City’s economic base.” K. The City of Palo Alto enacted Urgency Interim Ordinance 5325 on May 11, 2015 to prevent the conversion of ground floor space to office or other non-retail uses, which was a trend in the City’s commercial districts. L. The urgency interim ordinance was extended through adoption of Ordinance 5330 on June 15, 2015, and is set to expire on April 30, 2017. 170124 ay/2017-01-23 2 January 23, 2017 M. The City’s land use data shows that there was a loss of approximately 70,000 square feet of retail-type uses in the period from 2008 until the urgency interim ordinance was adopted. This loss of retail-type uses coincided with an increase in commercial office rents, such that property owners had an economic incentive to convert ground floor retail spaces to office use where this was permitted by the City’s zoning regulations. N. The economic conditions that favor conversion of retail space to office space remain in place because office rents remain higher than retail rents. According to the most recent data available, in the third quarter of 2016, Palo Alto’s retail asking rates were higher than any other city in the South Bay. In tandem with these high retail lease rates, vacancy rates for retail spaces have remained low, averaging 2.6% over the first three quarters of 2016. Despite the strong demand for retail space, office lease rates in Palo Alto were 42% higher than retail rates, with similarly low vacancy rates. O. Since the urgency interim ordinance was adopted, the City has adopted permanent retail protections for the California Avenue business district, and has adopted an ordinance closing a loophole in PAMC Section 18.16.050 that was allowing the loss of retail space along El Camino Real. P. In anticipation of the expiration of the urgency interim ordinance (Ordinance 5330), and in order to provide protections for the entire City, the City Council desires to adopt permanent retail protections. SECTION 2. Section 18.04.030 of Chapter 18.04 of the Palo Alto Municipal Code is hereby amended to amend definitions 114 and 125 and to add definition 125.1 as follows: (114) “Personal service” means a use providing services of a personal convenience nature, and cleaning, repair or sales incidental thereto, including: (A) Beauty shops, nail salons, day spas, and barbershops; (B) Self-service laundry and cleaning services; laundry and cleaning pick-up stations where all cleaning or servicing for the particular station is done elsewhere; and laundry and cleaning stations where the cleaning or servicing for the particular station is done on site, utilizing equipment meeting any applicable Bay Area Air Quality Management District requirements, so long as no cleaning for any other station is done on the same site, provided that the amount of hazardous materials stored does not at any time exceed the threshold which would require a permit under Title 17 (Hazardous Materials Storage) of this code; (C) Repair and fitting of clothes, shoes, and personal accessories; (D) Quick printing and copying services where printing or copying for the particular service is done on site, so long as no quick printing or copying for any off-site printing or copying service is done on the same site; (E) Internet and other consumer electronics services; 170124 ay/2017-01-23 3 January 23, 2017 (F) Film, data and video processing shops, including shops where processing for the particular shop is done on site, so long as no processing for any other shop is done on the same site; and (G) Art, dance or music studios intended for an individual or small group of persons in a class (see “commercial recreation” for other activities). (H) Fitness and exercise studios, or similar uses, of 1,800 square feet or fewer intended for an individual or small group of 15 or fewer students/customers at one time (see “commercial recreation” for other activities). (125) “Retail service” means a use generally open to the public during typical business hours and predominantly engaged in providing retail sale, rental, service, processing, or repair of items primarily intended for consumer or household use, including but not limited to the following: groceries, meat, vegetables, dairy products, baked goods, candy, and other food products; liquor and bottled goods, household cleaning and maintenance products; drugs, cards, and stationery, notions, books, tobacco products, cosmetics, and specialty items; flowers, plants, hobby materials, toys, household pets and supplies, and handcrafted items; apparel, jewelry, fabrics, and like items; cameras, photography services, household electronic equipment, records, sporting equipment, kitchen utensils, home furnishing and appliances, art supplies and framing, arts and antiques, paint and wallpaper, carpeting and floor covering, interior decorating services, office supplies, musical instruments, hardware and homeware, and garden supplies; bicycles; mopeds and automotive parts and accessories (excluding service and installation); cookie shops, ice cream stores and delicatessens. (A) “Extensive retail service,” as used with respect to parking requirements, means a retail sales use having more than seventy-five percent of the gross floor area used for display, sales, and related storage of bulky commodities, including household furniture and appliances, lumber and building materials, carpeting and floor covering, air conditioning and heating equipment, and similar goods, which uses have demonstrably low parking demand generation per square foot of gross floor area. (B) “Intensive retail service” as used with respect to parking requirements, means any retail service use not defined as extensive retail service. (125.1) “Retail-Like Use” means a use generally open to the public during typical business hours and predominantly engaged in providing services closely related to retail services, including but not limited to: (A) Eating and drinking services, as defined in Section 18.04.030 (47); (B) Hotels, as defined in Section 18.04.030 (73); (C) Personal services, as defined in Section 18.04.030 (114); (D) Theaters; (E) Travel agencies; (F) Commercial recreation, as defined in Section 18.04.030 (33); 170124 ay/2017-01-23 4 January 23, 2017 (G) Commercial nurseries; (H) Auto dealerships, as defined in Section 18.04.030 (12.5); (I) Day Care Centers, as defined in Section 18.04.030 (42); and (J) Automobile Service Stations, as defined in Section 18.04.030(13); and (K) Automotive Services, as defined in Section 18.04.030 (14). SECTION 3. Chapter 18.30(A) of Title 18 of the Palo Alto Municipal Code is hereby amended to amend section 18.30(A).040 and to add section 18.30(A).055: 18.30(A).040 Permitted Uses Except to the extent a conditional use permit is required pursuant to Section 18.30(A).050, the following uses shall be permitted in an R district: (a) Eating and drinking services, except drive-in and take-out services. (b) Personal services, not including beauty shops, nail salons, and barbershops except the following on California Avenue: beauty shops; nail salons; barbershops; and laundry and cleaning services as defined in section 18.04.030(114)(B). (c) Retail services. (d) All other uses permitted in the underlying commercial district, provided they are not located on a ground floor. * * * 18.30(A).055 Design Standards The following design standards shall apply in the R combining district: (a) Exterior windows on the ground floor shall use transparent glazing to the extent feasible. Low-e glass or minimal tinting to achieve sun control is permitted, so long as the glazing appears transparent when viewed from the ground level. Opaque or reflective glazing is prohibited on the ground floor for ground floor exterior windows in the R combining district. (b) Window coverings are not permitted on the ground floor during typical business hours. Where operations preclude transparency (e.g., theaters) or where privacy requires window coverings, sidewalk-facing frontage shall include items of visual interest including displays of merchandise or artwork; visual access shall be provided to a minimum depth of 3 feet. SECTION 4. Chapter 18.30(C) of Title 18 of the Palo Alto Municipal Code is hereby amended to read as follows: 18.30(C).010 Specific Purpose 170124 ay/2017-01-23 5 January 23, 2017 The ground floor combining district is intended to provide design guidelines and modify the uses allowed in the CD commercial downtown districts and subdistricts to allow only retail, eating and drinking and other service-oriented commercial development uses on the ground floor promote active, pedestrian-oriented uses, with a high level of transparency and visual interest at the ground level. For the purposes of this chapter, "ground floor" means the first floor which is above grade. Where the ground floor combining district is combined with the CD a commercial district, the regulations established by this chapter shall apply in lieu of the uses normally allowed in the CD underlying district. Except for the regulations relating to uses set forth in this chapter, all other regulations shall be those of the applicable underlying CD district. 18.30(C).020 Permitted Uses (a) The following uses shall be permitted in the GF combining district, subject to restrictions in section 18.40.160: (1) Eating and drinking; (2) Hotels; (3) Personal services, except for parcels with frontage on University Avenue, where uses defined in 18.04.030(114) (B), (G), and (H) are not permitted; (4) Retail services; (5) Theaters; (6) Travel agencies; (7) Entrance, lobby or reception areas serving non-ground floor uses; (8)(7) All other uses permitted in the underlying district, provided such uses are not on the ground floor. (b) Elimination or conversion of basement space currently in Retail or Retail-Like use or related support purposes is prohibited. (b) Notwithstanding subsection (a), not more than twenty-five percent of the ground floor area not fronting on a street may be occupied by a use permitted in the applicable underlying CD district. (c) Entrance, lobby, or reception areas serving non-ground floor uses may be located on the ground floor to the extent reasonably necessary, provided they do not interfere with the ground floor use(s), and subject to the approval of the Director. 18.30(C).030 Conditional Uses (a) The following uses may be conditionally allowed on the ground floor in the GF ground floor combining district, subject to issuance of a conditional use permit in accord with Chapter 18.76 (Permits and Approvals) and with the additional finding required by subsection (b), subject to restrictions in section 18.40.160: 170124 ay/2017-01-23 6 January 23, 2017 (1) Business or trade school; (2) Commercial recreation; (3) Day care; (4) Financial services, except drive in services; (5) General business service; (6) All other uses conditionally permitted in the applicable underlying CD district, provided such uses are not on the ground floor. (b) The director may grant a conditional use permit under this section only if he or she makes the following findings in addition to the findings required by Chapter 18.76 (Permits and Approvals): (1) The location, access or design of the ground floor space of the existing building housing the proposed use, creates exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district. (2) The proposed use will not be detrimental to the retail environment or the pedestrian-oriented design objectives of the GF combining district. (c) Any use conditionally permitted pursuant to this section shall be effective only during the existence of the building that created the exceptional circumstance upon which the finding set forth in subsection (c) was made. 18.30(C).035 Design Standards Where the GF combining district is combined with the CD-C subdistrict, the following design standards shall apply: (a) Exterior windows on the ground floor shall use transparent glazing to the extent feasible. Low-e glass or minimal tinting to achieve sun control is permitted, so long as the glazing appears transparent when viewed from the ground level. Opaque or reflective glazing is prohibited on the ground floor for ground floor exterior windows in the GF combining district. (b) At least 70 percent of any sidewalk-facing frontage shall have transparent window/door openings between 2.5 and 10 feet above grade. (b) Window coverings are not permitted on the ground floor during typical business hours. Where operations preclude transparency (e.g., theaters) or where privacy requires window coverings, sidewalk-facing frontage shall include items of visual interest including displays of merchandise or artwork; visual access shall be provided to a minimum depth of 3 feet. 18.30(C).040 Annual Monitoring of Ground Floor Retail Use 170124 ay/2017-01-23 7 January 23, 2017 A downtown retail vacancy rate and use survey shall be prepared annually in September of each year, and a report shall be prepared conveying that information to the Planning and Transportation Commission and City Council prior to the end of the year. The purpose of the survey is to assess changes in retail use in the downtown zones. The vacancy rate shall address all areas zoned CD-C or GF in downtown. SECTION 5. Sections 18.85.010 through 18.85.060 of Chapter 18.85 of Title 18 of the Palo Alto Municipal Code, which establish the Retail Preservation Interim Ordinance, and which expire on April 30, 2017, are hereby deleted in their entirety. SECTION 6. Section 18.40.160 of Chapter 18.40 of Title 18 of the Palo Alto Municipal Code is hereby added to read as follows: 18.40.160 Retail Preservation (a) Conversion of Retail and Retail-Like Uses Prohibited. (1) Any ground floor Retail or Retail-Like use permitted or operating as of March 2, 2015 may be replaced only by another Retail or Retail-Like use, as permitted in the applicable district. (A) A ground floor Retail or Retail-Like use in the RT-35 district on properties with frontage on Alma Street between Channing Avenue and Lincoln Avenue may additionally be replaced by a Private Educational Facility use, provided that such use shall not be thereafter replaced by an Office use. (2) The phrase ‘use permitted or operating’ as used in this section means: (A) A lawfully established use conducting business, including legal non- conforming uses (B) An established use conducting business without required city approvals, but is a permitted or conditionally permitted use in district (C) For parcels vacant on March 2, 2015, the last use that was lawfully established, or established without required permits, and permitted or conditionally permitted in the district. (b) Non-conforming uses. (1) The requirements imposed by subsection (a) shall not apply to Retail or Retail- like uses that are no longer permitted or conditionally permitted in the applicable district. (2) Nothing in this section shall modify the provisions of Chapter 18.70 regarding the expansion, change, discontinuance, or termination of a non-conforming use. (c) Waivers and Adjustments. 170124 ay/2017-01-23 8 January 23, 2017 (1) Grounds. The following shall be grounds for a request for waiver or adjustment of the requirements contained in this section: (A) Economic Hardship. An applicant may request that the requirements of this section be adjusted or waived based on a showing that applying the requirements of this section would effectuate an unconstitutional taking of property or otherwise have an unconstitutional application to the property; or (B) Alternative Viable Active Use. Except in the GF or R combining districts, an applicant may request that the requirements of this Section 18.40.160 be adjusted or waived based on a showing that: the a permitted retail or retail-like use is not viable; the proposed use will support the purposes of the zoning district and Comprehensive Plan land use designation; and the proposed use will encourage active pedestrian-oriented activity and connections. (2) Documentation. The applicant shall bear the burden of presenting substantial evidence to support a waiver or modification request under this Section and shall set forth in detail the factual and legal basis for the claim, including all supporting technical documentation. Evidence in support of a waiver under subsection (c)(1)(B) must demonstrate the viability of existing and future uses on the site, based on both the site characteristics and the surrounding uses; specifically whether a substitute use could be designed and/or conditioned to contribute to the goals and purposes of the zoning district. Examples of such evidence include: (A) A 10-year history of the site's occupancy and reasons for respective tenants vacating the site; (B) A map that indicates all the existing surrounding uses, both residential and non-residential, within one City-block; include the corresponding zone district on the map; (3) Any request under this section shall be submitted to the Planning Director together with any supporting documentation. The Planning Director, in his or her sole discretion, may act on a request for waiver or refer the matter to the City Council. (A) A decision by the Planning Director shall be placed on the may be appealed to the City Council’s consent calendar within 45 days. by written form in the manner prescribed by the Planning Director. (B) Removal of the recommendation from the consent calendar shall require three votes, and shall result in a new public hearing before the 170124 ay/2017-01-23 9 January 23, 2017 City Council, following which the City Council shall take action on the waiver request. (C) The decision of the Council is final. (d) Reconstruction. Any ground floor Retail use existing on or after March 2, 2015 may be demolished and rebuilt provided that the portion of square footage used as Retail use on or after March 2, 2015 is not reduced except that Retail square footage may be reduced by the minimum amount needed to provide access to any new upper floor and/or lower level. (e) Applicability to Current Requirements. Nothing in this section shall alter requirements of site-specific Planned Community zoning ordinances or adopted conditions of approval. Nothing in the section shall be construed to waive the requirement for a conditional use permit or other entitlement where such requirements currently exist. SECTION 7. Section 18.13.030 of Chapter 18.13 of Title 18 of the Palo Alto Municipal Code is hereby amended to read as follows: 18.13.030 Land Uses Table 1 specifies the permitted and conditionally permitted land uses in the multiple- family residence districts. Table 1 Multiple Family Residential Uses [P = Permitted Use • CUP = Conditional Use Permit Required] RM- 15 RM- 30 RM- 40 Subject to Regulations in: ACCESSORY AND SUPPORT USES Accessory Facilities and uses customarily incidental to permitted uses P P P Chapter 18.40 Home Occupations, when accessory to permitted residential uses P P P Chapter 18.42 Horticulture, Gardening, and Growing of food products for consumption by occupants of a site P P P Surface Parking Facilities located on abandoned railroad rights-of- way CUP CUP EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES Churches and Religious Institutions CUP CUP CUP Private Clubs, Lodges, or Fraternal Organizations, excluding any such facility operated as a business for profit CUP Private Educational Facilities CUP CUP CUP 170124 ay/2017-01-23 10 January 23, 2017 PUBLIC/QUASI-PUBLIC USES Community Centers CUP CUP CUP Utility Facilities essential to provision of utility services but excluding construction or storage yards, maintenance facilities, or corporation yards. CUP CUP CUP RECREATION USES Neighborhood Recreational Centers CUP CUP CUP RESIDENTIAL USES Single-Family P (1) P (1) P (2) Two-Family P (1) P (1) P (1) Multiple-Family P P P Village Residential P (3) (3) 18.13.050 Mobile Homes P P P Residential Care Homes P P P SERVICE AND RETAIL USES Convalescent Facilities CUP Day Care Centers CUP CUP P 18.40.160 Small Family Day Care Homes P P P Large Family Day Care Homes P P P Small Adult Day Care Homes P P P Large Adult Day Care Homes CUP CUP CUP Eating and Drinking Services, except drive-in and take-out services CUP CUP 18.13.040(f), 18.40.160 Personal Services and Retail Services of a neighborhood-serving nature CUP CUP 18.13.040(f), 18.40.160 TEMPORARY USES Temporary Uses, subject to regulations in Chapter 18.42 CUP CUP CUP 18.42.050 P = Permitted Use CUP = Conditional Use Permit Required (1) Permitted use only on lots less than 8,500 square feet in size. (2) Permitted use only on lots less than 6,000 square feet in size. (3) Permitted use only if lot is substandard in size, e.g., less than 8,500 square feet or less than 70 feet in width, or at the perimeter of a site in excess of one acre where used as a transition to low-density residential area. SECTION 8. Section 18.16.040 of Chapter 18.16 of Title 18 of the Palo Alto Municipal Code is hereby amended to read as follows: 18.16.040 Land Uses The uses of land allowed by this chapter in each commercial zoning district are identified in the following tables. Land uses that are not listed on the tables are not allowed, except where otherwise noted. Where the last column on the following tables ("Subject to 170124 ay/2017-01-23 11 January 23, 2017 Regulations in") includes a section number, specific regulations in the referenced section also apply to the use; however, provisions in other sections may apply as well. (a) Commercial Zones and Land Uses Permitted and conditionally permitted land uses for each commercial zone are shown in Table 1: TABLE 1 CD PERMITTED AND CONDITIONALLY PERMITTED USES P = Permitted Use CUP = Conditional Use Permit Required LAND USE CN (4) CC, CC(2) CS (4) Subject to Regulations In: ACCESSORY AND SUPPORT USES Accessory facilities and activities customarily associated with or essential to permitted uses, and operated incidental to the principal use. P P p 18.42 Drive-in services or take-out services associated with permitted uses(3) CUP CUP CUP 18.42 Tire, battery, and automotive service facilities, when operated incidental to a permitted retail service or shopping center having a gross floor area of more than 30,000 square feet. CUP 18.42, 18.40.160 EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES Business and Trade Schools P P Churches and Religious Institutions P P P Private Educational Facilities CUP P P Private Clubs, Lodges, or Fraternal Organizations CUP P P MANUFACTURING AND PROCESSING USES Recycling Centers CUP CUP CUP Warehousing and Distribution CUP OFFICE USES Administrative Office Services P 18.16.050 Medical Offices CUP CUP CUP 18.16.050 Professional and General Business Offices P P P 18.16.050 PUBLIC/QUASI-PUBLIC USES Utility Facilities essential to provision of utility services but excluding construction or storage yards, maintenance facilities, or corporation yards. CUP CUP CUP 170124 ay/2017-01-23 12 January 23, 2017 RECREATION USES Commercial Recreation CUP CUP CUP 18.40.160 Outdoor Recreation Services CUP CUP CUP RESIDENTIAL USES Multiple-Family P(1) P(1) P(1) 18.16.060(b) Home Occupations P P P Residential Care Homes P P P RETAIL USES Eating and Drinking Services, excluding drive-in and take-out services P P P 18.40.160 Retail Services, excluding liquor stores P P P 18.40.160 Liquor stores CUP P P 18.40.160 Shopping Centers P 18.16.060(e), 18.40.160 SERVICE USES Ambulance Services CUP CUP CUP Animal Care, excluding boarding and kennels P P P Boarding and Kennels CUP Automobile Service Stations CUP CUP CUP 18.30(G), 18.40.160 Automotive Services CUP 18.40.160 Convalescent Facilities CUP P P Day Care Centers P P P 18.40.160 Small Family Day Care Homes P P P Large Family Day Care Homes P P P Small Adult Day Care Homes P P P Large Adult Day Care Homes CUP P P Banks and Financial Services V CUP P(2) P(2) General Business Services CUP P Hotels P P 18.16.060(d), 18.40.160 Mortuaries CUP P P Neighborhood Business Services P 18.16.060(f) Personal Services P P P 18.16.060(f), 18.40.160 Reverse Vending Machines P P P TEMPORARY USES Farmer's Markets CUP CUP CUP 170124 ay/2017-01-23 13 January 23, 2017 Temporary Parking Facilities provided that such facilities shall remain no more than five years. CUP CUP CUP TRANSPORTATION USES Parking as a principal use CUP CUP Transportation Terminals CUP CUP P = Permitted Use CUP = Conditional Use Permit Required (1) Residential is only permitted as part of a mixed use development, pursuant to the provisions of Section 18.16.060(b), or on sites designated as Housing Opportunity Sites in the Housing Element of the Comprehensive Plan, pursuant to the provisions of Section 18.16.060(c). (2) Except drive-in services. (3) So long as drive up facilities, excluding car washes, provide full access to pedestrians and bicyclists. A maximum of two such services shall be permitted within 1,000 feet, and each use shall not be less than 150 feet from one another. (4) For properties in the CN and CS zone districts, businesses that operate or have associated activities at any time between the hours of 10:00 p.m. and 6:00 a.m. require a conditional use permit. (b) Late Night Use and Activities The following regulations restrict businesses that operate or have associated activities at any time between the hours of 10:00 p.m. and 6:00 a.m., where such site abuts or is located within 50 feet of residentially zoned properties. (1) Such businesses shall be operated in a manner to protect residential properties from excessive noise, odors, lighting or other nuisances from any sources during those hours. (2) For properties located in the CN or CS zone districts, businesses that operate or have associated activities at any time between the hours of 10:00 p.m. and 6:00 a.m. shall be required to obtain a conditional use permit. The director may apply conditions of approval as are deemed necessary to assure that the operations or activities are compatible with the nearby residentially zoned property. (c) CN District: Special Use Requirements in the Charleston and Midtown Shopping Centers The following regulations shall apply to areas of Charleston Center and the Midtown Shopping Center as defined in Section 18.16.030. Table 2 shows the uses permitted and conditionally permitted on the ground floor of the applicable areas of the Charleston Center and Midtown Shopping Centers. Permitted and conditional uses specified in subsection (a) of this section shall only apply to the ground floor of the areas of the Charleston and Midtown Shopping Centers as listed in Table 2. Uses lawfully existing on January 16, 2001 may be continued as non-conforming uses but may only be replaced with uses permitted or conditionally permitted under this subsection. TABLE 2 CHARLESTON AND MIDTOWN SHOPPING CENTERS GROUND FLOOR USES P = Permitted Use CUP = Conditional Use Permit Required X = Prohibited Use LAND USES Charleston Shopping Center Midtown Shopping Center Subject to Regulations in: 170124 ay/2017-01-23 14 January 23, 2017 ACCESSORY AND SUPPORT USES Accessory facilities and uses customarily incidental to permitted uses. P P EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES Churches and Religious Institutions CUP CUP Private Educational Facilities CUP CUP MANUFACTURING AND PROCESSING USES Recycling Centers CUP CUP OFFICE USES Neighborhood-serving offices that do not exceed 2,500 square feet in floor area. P 18.16.050 Neighborhood-serving offices exceeding 2,500 square feet in floor area. CUP 18.16.050 Administrative office uses and general business office uses (other than neighborhood-serving travel agencies and insurance agencies) other than those legally in existence on January 16,2001 X X 18.16.050 Medical offices not exceeding 2,500 square feet in area, professional offices, travel agencies, and insurance agencies CUP 18.16.050 PUBLIC/QUASI-PUBLIC USES Utility Facilities essential to provision of utility services but excluding construction or storage yards, maintenance facilities, or corporation yards. CUP CUP RECREATION USES Commercial Recreation CUP CUP 18.40.160 Outdoor Recreation Services CUP CUP Private Clubs, Lodges, or Fraternal Organizations CUP CUP RESIDENTIAL USES Residential uses of any nature X X RETAIL USES Eating and Drinking Services, excluding drive-in and take-out services P P 18.40.160 Retail Services, excluding liquor stores P P 18.40.160 Liquor stores CUP CUP 18.40.160 SERVICE USES 170124 ay/2017-01-23 15 January 23, 2017 Ambulance Services CUP CUP Animal Care, excluding boarding and kennels P P Automobile Service Stations CUP CUP 18.30(G), 18.40.160 Convalescent Facilities CUP CUP Day Care Centers P P 18.40.160 Financial Services CUP CUP Mortuaries CUP CUP Neighborhood Business Services P P Personal Services P P 18.40.160 Reverse Vending Machines P P TEMPORARY USES Farmers' Markets CUP CUP Temporary Parking Facilities, provided that such facilities shall remain no more than five years. CUP CUP P = Permitted Use CUP = Conditional Use Permit Required X = Prohibited Use (d) Charleston Shopping Center: Additional Use Restrictions (1) Any office use first occupying space at the Center on or after January 16, 2001, shall obtain a written determination from the director of planning and community environment that it qualifies as a neighborhood serving use, as defined in this chapter, before occupying its premises. The applicant shall submit such information as the director shall reasonably require in order to make the determination, and the director shall issue the determination within 30 days of receiving a complete application. Failure to submit the required information shall be grounds for determining that a business is not neighborhood-serving. (2) No more than 7,850 square feet of total floor area at the Center shall be occupied by office uses at any time. (3) Prior to approving a conditional use permit for neighborhood-serving offices larger than 2,500 square feet in total floor area, the city shall find that the proposed use will be neighborhood-serving, that it will be conducted in a manner that will enhance and strengthen the Center as a neighborhood resource, and that it will not diminish the retail strength of the center. (e) Midtown Shopping Center: Additional Use Restrictions (1) An existing ground floor office may be replaced with another office if (a) the new tenant or owner will continue the existing business or practice; or (b) a conditional use permit is issued for the new office use. (2) No conditional use permit shall be issued for any new office use on the ground floor unless, in addition to the findings required for a conditional use permit as specified in Section 18.76.010, the city 170124 ay/2017-01-23 16 January 23, 2017 finds that the proposed use will be neighborhood serving, that it will be conducted in a manner that will enhance and strengthen the Midtown Shopping District as a neighborhood resource, and that it will not diminish the retail strength of the District. (3) For properties at 711, 719, and 721 Colorado Avenue, and 689 Bryson Avenue, buildings not fronting on Middlefield Avenue, designed and used for office purposes, and not well suited to other uses are exempt from the provisions of this subsection (b). SECTION 9. Section 18.18.050 of Chapter 18.18 of Title 18 of the Palo Alto Municipal Code is hereby amended to read as follows: 18.18.050 Land Uses The uses of land allowed by this chapter in each commercial zoning district are identified in the following table. Land uses that are not listed on the tables are not allowed, except where otherwise noted. Where the last column on the following tables ("Subject to Regulations in") includes a section number, specific regulations in the referenced section also apply to the use; however, provisions in other sections may apply as well. Permitted and conditionally permitted land uses for the CD district are shown in Table 1: Table 1 CD Permitted and Conditionally Permitted Uses P Permitted Use • CUP Conditional Use Permit Required CD-C CD-S CD- N Subject to regulations in Chapter: ACCESSORY USES Accessory facilities and activities associated with or essential to permitted uses, and operated incidental to the principal use P P P Drive-in or Take-out Services associated with permitted uses (2) CUP CUP CUP Tire, battery, and automotive service facilities, when operated incidental to a permitted retail service or shopping center having a gross floor area of more than 30,000 square feet CUP 18.40.160 EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES Business and Trade Schools P P Churches and Religious Institutions P P P Private Educational Facilities P P CUP Private Clubs, Lodges, or Fraternal Organizations P P CUP MANUFACTURING AND PROCESSING USES Recycling Centers CUP CUP CUP Warehousing and Distribution CUP 170124 ay/2017-01-23 17 January 23, 2017 OFFICE USES Administrative Office Services P 18.18.060(f) Medical, Professional, and General Business Offices P P P 18.18.060(f) PUBLIC/QUASI-PUBLIC FACILITY USES Utility Facilities essential to provision of utility services but excluding construction or storage yards, maintenance facilities, or corporation yards CUP CUP RECREATION USES Commercial Recreation CUP CUP CUP 18.40.160 Outdoor Recreation Services CUP CUP CUP RESIDENTIAL USES Multiple-Family P (1) P (1) P (1) 18.18.060(b) Home Occupations P P P Residential Care Homes P P P RETAIL USES Eating and Drinking Services, except drive-in or take-out services P P P 18.18.060(g), 18.40.160 Retail Services, excluding liquor stores P P P 18.18.060(g), 18.40.160 Shopping Centers P 18.18.060(g), 18.40.160 Liquor Stores P P CUP 18.40.160 SERVICE USES Animal Care, excluding boarding and kennels P P P Ambulance Services CUP CUP CUP 18.30(G) Automobile Service Stations CUP CUP CUP 18.40.160 Automobile Services CUP 18.40.160 Convalescent Facilities P P CUP Day Care Centers P P P 18.40.160 Small Family Day Care Homes P P P Large Family Day Care Homes P P P Small Adult Day Care Homes P P P Large Adult Day Care Homes Financial Services, except drive-up services P P CUP General Business Services CUP P P Hotels P P P 18.18.060(d), 18.40.160 Mortuaries P P CUP 170124 ay/2017-01-23 18 January 23, 2017 Personal Services P P P 18.18.060(g), 18.40.160 Reverse Vending Machines P P P TRANSPORTATION USES Parking as a principal use CUP CUP Passenger Transportation Terminals CUP TEMPORARY USES Indoor Farmers’ Markets CUP CUP CUP Temporary Parking Facilities, provided that such facilities shall remain no more than five years CUP CUP CUP P Permitted Use CUP Conditional Use Permit Required (1) Residential is only permitted as part of a mixed use development, pursuant to the provisions of Section18.18.060(b), or on sites designated as Housing Opportunity Sites in the Housing Element of the Comprehensive Plan, pursuant to the provisions of Section 18.18.060(c). (2) Drive-up facilities, excluding car washes, provide full access to pedestrians and bicyclists. A maximum of two such services shall be permitted within 1,000 feet and each use shall not be less than 150 ft from one another. SECTION 10. Section 18.20.030 of Chapter 18.20 of Title 18 of the Palo Alto Municipal Code is hereby amended to read as follows: 18.20.030 Land Uses (a) Permitted and Conditionally Permitted Land Uses Table 1 lists the land uses permitted or conditionally permitted in the industrial and manufacturing districts. Table 1 Industrial/Manufacturing District Land Uses [P = Permitted Use CUP = Conditional Use Permit Required] MOR ROLM ROLM(E) RP RP(5) GM Subject to regulations in Chapter: ACCESSORY AND SUPPORT USES Accessory facilities and activities customarily associated with or essential to permitted uses, and operated incidental to the principal use. P P P P Chs. 18.40, 18.42 Automatic Teller Machines P P P P 18.20.030(d) Home Occupations, when accessory to permitted residential uses. P P P P Chs. 18.40, 18.42 EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES 170124 ay/2017-01-23 19 January 23, 2017 Business and Trade Schools P Religious Institutions P P P Colleges and Universities P P P Private Clubs, Lodges, or Fraternal Organizations CUP CUP CUP CUP Private Schools (K-12) CUP CUP CUP CUP HEALTH CARE SERVICES Ambulance Services CUP Convalescent Facilities CUP CUP CUP CUP 18.23.100( B) Medical Office P CUP CUP Medical Research P P P 18.20.030(c) Medical Support Retail P 18.20.030(b) Medical Support Services P 18.20.030(b) MANUFACTURING AND PROCESSING USES Manufacturing P P P 18.23.100( B) Recycling Centers CUP CUP CUP Research and Development CUP P P P 18.23.100( B) Warehousing and Distribution P P P OFFICE USES Administrative Office Services P P CUP Financial Services CUP CUP Professional and General Business Office P P PUBLIC/QUASI-PUBLIC USES Service and Equipment Yards P Utility Facilities CUP Utility Facilities essential to provision of utility services but excluding construction/storage yards, maintenance facilities, or corporation yards CUP CUP CUP RECREATION USES Commercial Recreation CUP CUP CUP 18.40.160 Neighborhood Recreational Centers CUP RESIDENTIAL USES Single-Family Not permitted 18.20.040(b) Two-Family Not permitted Multiple-Family CUP CUP CUP Residential Care Homes P CUP CUP CUP 18.23.100( B) RETAIL USES Eating and Drinking Services, excluding drive-in and CUP CUP CUP 18.40.160 170124 ay/2017-01-23 20 January 23, 2017 take-out services Retail Services CUP CUP CUP 18.40.160 SERVICE USES Animal Care, excluding boarding and kennels P Boarding and Kennels CUP Day Care Centers P CUP CUP CUP 18.23.100( B), 18.40.160 Emergency Shelters for the Homeless P (ROLM(E) 18.20.030(d) Family Day Care Homes Small Family Day Care P CUP CUP CUP 18.23.100( B) Large Family Day Care P CUP CUP CUP 18.23.100( B) General Business Services P Lodging Hotels providing not more than 10% of rooms with kitchens CUP 18.40.160 Mortuaries and Funeral Homes P Personal Services CUP CUP CUP 18.40.160 Vehicle Services Automobile Service Stations, subject to site and design review in accord with the provisions of Chapter 18.30(G) CUP CUP 18.40.160 Automotive Services CUP 18.40.160 Off-site new vehicle storage for auto dealerships located in Palo Alto CUP CUP TEMPORARY USES Temporary Parking Facilities, provided that such facilities shall remain no more than five years CUP CUP CUP CUP TRANSPORTATION USES Passenger Transportation Terminals CUP (b) Limitations on Medical Support Service and Medical Support Retail Uses in the Medical Office and Medical Research (MOR) Zone (1) The intent of this limitation is to restrict medical support service and medical support retail uses in the Medical Office and Medical Research (MOR) zone in order to preserve and facilitate space for medical offices and medical research facilities. (2) Floor area devoted to medical support services and medical support retail uses in the Medical Office and Medical Research (MOR) zoning district shall not exceed twenty percent (20%) of the total gross floor area within the district. (3) The director may require a report from the property owner or applicant whenever application is made to the city to develop new space for medical support service or medical support retail uses or to convert existing space to such uses. The report shall identify the gross floor area of buildings on each site within the zoning district and the gross floor area of medical support service and medical support retail uses for each site. The director may, from time to time, establish procedures and standards implementing this Section 18.20.030(b). (c) Automatic Teller Machines 170124 ay/2017-01-23 21 January 23, 2017 (1) Automatic teller machines may be allowed as an accessory use in the MOR, ROLM, ROLM(E), RP, RP(5), and GM districts when incidental to a primary use on the site and when accessible only from the interior of a building. (2) Automatic teller machines may be allowed as a permitted use in the MOR, ROLM, ROLM(E), RP, RP(5), and GM districts when incidental to a primary use on the site and when accessible from the exterior of a building. Staff level Architectural Review is required prior to issuance of a building permit. (d) Emergency Shelters for the Homeless Emergency shelters for the homeless may be allowed as a permitted use in the ROLM(E) district on properties located east of Highway 101, subject to the following performance and design standards. Performance and Design Standards for Emergency Shelters for the Homeless. An emergency shelter for the homeless shall conform to all site development standards and performance criteria of the ROLM(E) zone district except as modified by the following performance and design standards: (1) The construction of and/or renovation of a building for use as an emergency shelter shall conform to all applicable building and fire code standards. (2) There shall be provided one parking space for each three (3) beds in the emergency shelter. (3) Shelters shall have designated smoking areas that are not visible from the street and which are in compliance with all other laws and regulations. (4) There shall be no space for outdoor congregating in front of the building adjacent to the street and no outdoor public telephones. (5) There shall be a refuse area screened from view. (6) Maximum number of persons/beds. The emergency shelter for the homeless shall contain no more than 40 beds. (7) Size and location of exterior and interior on-site waiting and client intake areas. Shelters shall provide 10 square feet of interior waiting and client intake space per bed. In addition, there shall be two office areas provided for shelter staff. Waiting and intake areas may be used for other purposes as needed during operations of the shelter. (8) On-site management. On-site management and on-site security shall be provided during hours when the emergency shelter is in operation. (9) The emergency shelter provider shall submit an operations plan that addresses the standards for operation contained in the Palo Alto Quality Assurance Standards for Emergency Shelters for the Homeless. (10) Distance to other facilities. The shelter must be more than 300 feet from any other shelters for the homeless. (11) Length of stay. Temporary shelter shall be available to residents for no more than 60 days. Extensions up to a total stay of 180 days may be provided if no alternative housing is available. (12) Outdoor lighting shall be sufficient to provide illumination and clear visibility to all outdoor areas, with minimal shadows or light leaving the property. The lighting shall be stationary, and directed away from adjacent properties and public rights-of-way. 170124 ay/2017-01-23 22 January 23, 2017 SECTION 11. Section 5.020 of the South of Forest Area Coordinated Area Plan, Phase II (SOFA II CAP) is hereby amended to read as follows: 5.020 RT Districts - Land Uses (a) Permitted and Conditionally Permitted Uses Table 1 shows the uses permitted or conditionally permitted in the RT-35 and RT-50 districts. Table 1: RT District Permitted and Conditionally Permitted Uses RT-35 RT-50 Also see regulations in Section: ACCESSORY AND SUPPORT USES Accessory uses to the primary use P EDUCATIONAL, RELIGIOUS, AND ASSEMBLY USES Private educational facilities P 18.40.160 Private clubs, lodges, or fraternal organizations P Religious institutions P OFFICE USES Medical, professional, and general business offices P See restrictions on size and location in subsections (b) and (c) PUBLIC/QUASI-PUBLIC USES Utility facilities CUP RECREATION USES Commercial recreation CUP RESIDENTIAL USES Home occupations P Lodging (including bed and breakfast facilities) P Multiple-family uses, including SRO housing P Residential care homes P Two-family uses P RETAIL USES Retail services, excluding liquor stores P 18.40.160 170124 ay/2017-01-23 23 January 23, 2017 RT-35 RT-50 Also see regulations in Section: SERVICE USES Automobile service stations, subject to site and design review as specified in Chapter 18.82 of the Palo Alto Municipal Code CUP(1) 18.40.160 Automotive services, including tire services CUP(1) 18.40.160 Convalescent facilities P Day care centers P 18.40.160 Day care homes, small adult P Day care homes, large adult P Day care homes, small family P Day care homes, large family P Eating and drinking facilities, except drive-in services P 18.40.160 Financial services P General business services P Personal services P 18.40.160 Reverse vending machines P Warehousing and Distribution CUP TEMPORARY USES Temporary parking facilities for up to five years CUP Temporary uses, subject to regulations in Chapter 18.90 of the Palo Alto Municipal Code CUP TRANSPORTATION USES Parking as a principal use CUP Transportation terminals CUP(1) (1) New uses of this nature are only permitted in that area bounded by High Street on the east, Alma street on the west, Forest Avenue on the north, and Addison Avenue on the south. (b) Office Uses (1) No new gross square footage of a medical, professional or general business or administrative office use shall be allowed, once the gross square footage of such office uses, or any combination of such uses, on a site has reached five thousand gross square feet. (2) No conversion of gross square footage from any other use to a medical, professional or general business or administrative office use shall be allowed once the gross square footage of such office uses, or any combination of such uses, on a site has reached five thousand gross square feet. (3) Subdivision of a parcel shall not increase the square footage of allowed office uses. (4) In the case of a lot merger, the resulting parcel is subject to the five-thousand-gross-square-foot limit set forth in subsections one and two. (c) Protection of Specific Uses (1) For sites in the Homer/Emerson Corridor (as defined in Appendix C-1) located in the RT-35 or RT-50 districts, medical, professional, and general business offices 170124 ay/2017-01-23 24 January 23, 2017 may not be located on the ground floor of a building unless such offices: (A) have been continuously in existence in that space since March 19, 2001, and, as of that date, were neither non-conforming nor in the process of being amortized pursuant to PAMC Chapter 18.95; (B) occupy a space that was not occupied by retail services, eating and drinking services, personal services, or automotive services on March 19, 2001 or thereafter; (C) occupy a space that was vacant on March 19, 2001; (D) are located in new or remodeled ground floor areas built on or after March 19, 2001 if the ground floor area devoted to retail services, eating and drinking services, personal services, and automobile services does not decrease; or (E) are located in commercial space constructed under a building permit issued in reliance on Section 8 of Ordinance 4730 (which defines commercial space for which an ARB approval had been granted prior to March 19, 2001 as “space not occupied by retail, personal services, eating and drinking services, housing, or automotive services”). (2) For all sites outside of the Homer/Emerson Corridor, in the RT-35 or RT-50 districts, housing on the ground floor may not be replaced by office uses. (3) For all sites outside of the Homer/Emerson Corridor, in the RT-35 or RT-50 districts, housing on the ground floor may not be replaced by office uses. SECTION 12. The Zoning Map adopted pursuant to Section 18.08.040 of Chapter 18.08 of Title 18 of the Palo Alto Municipal Code is hereby amended as follows: The Ground Floor (GF) combining district shall be extended to additionally include: 125, 124, 116, and 102 University Ave., 525, 529, 542 and 550 High St., 539 and 535 Alma St., 115, 150, 156,158, and 164 Hamilton Ave. The revised boundaries of the (GF) combining district are shown on the map labeled Exhibit “A,” attached hereto and incorporated herein by reference. SECTION 13. This Ordinance supersedes Ordinance Nos. 5325 and 5330, and any provision of the Palo Alto Municipal Code inconsistent with the provisions of this Ordinance. Additionally, this Ordinance shall supersede any conflicting provisions of the SOFA II Coordinated Area Plan. SECTION 14. Severability. If any provision, clause, sentence or paragraph of this ordinance, or the application to any person or circumstances, shall be held invalid, such invalidity shall not affect the other provisions of this Ordinance which can be given effect without the invalid provision or application and, to this end, the provisions of this Ordinance are hereby declared to be severable. SECTION 15. Effective Date. This ordinance shall be effective on the thirty-first date after the date of its adoption and shall not apply to any project where a discretionary permit or entitlement application, other than a “use and occupancy permit,” was submitted to the City before March 2, 2015. Nothing in this ordinance shall be construed to affect a vested right existing before its effective date. SECTION 16. CEQA. The City Council finds that this Ordinance falls under the California Environmental Quality Act (CEQA) exemption found in Title 14 California Code of Regulations Section 15061(b)(3) and 15301 because it is designed to preserve the status quo. 170124 ay/2017-01-23 25 January 23, 2017 INTRODUCED: PASSED: AYES: NOES: ABSTENTIONS: ABSENT: ATTEST: APPROVED: ______________________________ ____________________________ City Clerk Mayor APPROVED AS TO FORM: ____________________________ City Manager ______________________________ Senior Deputy City Attorney ____________________________ Director of Planning and Community Environment 934-944 927 932 233 281 933-937 943 327 1001 942 469 475 744459 832 801 427 - 4 5 3 920 912 362 370 900 838 846 47 1459 835-855 460 815 840 836 834 845 400 803 928930931933 835-837 831-833 451 453 802800 810-816 818-820 828-830 817-819 825 567-569559 563 521- 529 531- 539 541- 547 556 596 904 926 561 - 5 6 7 569 84 527 - 5 3 3 54 3 551 510520 558 - 5 6 0 903 825 837 581575 940 934 813-823 501- 509 511- 519 539541 543 515 - 5 1 7 809811 42 0 1001 1011 3 365 101037637 0 1020 1022 34 5 331 329 1061 1033 1027 1017-1023 980960 990 34 2 - 3 5 2 354 - 3 6 2 326 1019 1027 1035-1037 405 409 427 1050 426 - 4 3 0 432 - 4 3 8 1055 1033 1043 46 7 1042 1036 1018 1000448 452 450 451 43 9 944 471 483 948 952959 947 925 915 933935 425 - 4 4 3 451 449 463 - 4 6 5 936-940 458 460 44 0428426 1028-1030 5365261001 1011-1015 1021 525 540 542 483 904 912 468 918 926 537 965-971505 - 5 0 7 519 - 5 2 1 939-945 931-935 923-925 518 - 520 59585 1048 1044 556 1026 1022 580574 56 6 53 9 552 548546 544 9999 136 610 116 - 1 2 2 15 0 535 529 525 542 516 140 102 116124 163145 566 55616 7 528 643 635 635 645-685 660-666 620 180 164 15 8 15 6 624628632 636640 644 617621 151 -165 171-195 203 642640 636 200 15 1 115 125 13 5 514 101 440 444 436 432 427 425 117119 630 616 208 228220 240 575 530-534536540 552 177 156 201209215 22 5 595 229231 611-623 180 508 500 625-631 170172174 542544 538-542 536534 552548546 541-547 230 - 2 3 8 734 723 721 702-730 220 - 2 4 4 744 701 731 755757 771 200 160 728-732 762-776 740-746 250 275 270 255 741 265 724 730 651 221 - 225 227 668 707 205201203 451449 209 219 221 233 235 450460 470 442444 400 420 430 411 425 429 185 16 5 181 412 250 420 245 17 1 - 169 441-445 435-439 346344 333335 342344 431 460 450 235 530 220220B 222 24 0 514 278274270250 545 540 251 485 255 271 281 30 0 310 30 1 581 259 - 267 533535537 261267 518-526 532 520-526 530-536 271 281 252 27 0 240 - 2 4 8 202-216 228226 234238 244242 210-216 228-234223-229 209215 247-259 240 232230 311-317 251 360 344 326 340 337339323317 400 420 332330314 353 355 367 305 347 265 272 - 2 7 8 418 319 321-341 328330 300-310 431 401 366 436 426 369 335 319 390 301 315 375 307-311 325 330 3321&23301-3 324 326 316318 373-377 416-424 361 314 338 340 560 345 321325315 529 285 555 650 636 628 385365375 380 345 664 325 650-654 661 635 300 690 675 555541-549 533535-539 318320322324326 352 425 439-441 435 429 425415 - 41940 5 40 3 453461 383 460 502 510 526 520 540 499467459439 425 555 400 436 - 452 456 379 370 - 3 7 4 376 380 - 3 8 2 38 4 - 3 9 6 550-552 364 360 431 440-444 423 499 475 421-423 431-433 432428 460 - 476 450 635 446 430 400 745 720 706 385 744 734 724-730 720 712 704360 351 315 737 332 300 653-681 683685 51 2 501 619 609 605 51 8 482486 49 6 610 630 455 400 653-687 543-545 532 534 542 54 4 550 552 554556 558 560 562 564 470 313 33 4 333 325 326 342 303301229 336308310312316318 311 331 315 319 317 321 335 426 - 4 2 8 427 - 4 3 1 183 359 357 341 343 228 220 35 6 - 3 6 0 347 - 3 6 7 35 1 35 7 369 - 3 7 9 360 258-296 193 173 169 159 449 Unit s 1 - 4 419 350 210 204 176 36 5 375 381 181-187 302-316 379 310 320 328 332 340 437 412 311A-B404 313 325 327 333 407401 385 411 452 378 -390360 - 1 A - 1 C 360 - 2 A - 2 C 360 - 3 A - 3 C 360 - 4 A - 4 C 360 - 5 A - 5 C 360 - 6 A 344-348 418 420 482 328 456 321 325 330 204 218 236 240 250-252 477 475467457453 249 235 225 221 201 46 0 275 505 - 509 239-243 209-213 210-214 513 - 5 1 9 460 474 472 228-230 130 136-144 150 465 164 166 46644 6 453 176 545 548 151 134 552 135-137 141-143 100457 - 4 5 9 471 - 479 483 - 485 465 - 4 6 7 459 - 4 6 1 432 47 0 - 4 7 2 565555535531 174170 525507505189 185 179 160164 152 144 171A 171B 535 55 8 201 516512 520 209 215 223 231 521 580 239-245 530 - 5 4 0 54 4 - 5 5 4 212-216 218-222 175 168 160 150 181 177 169 145 580 110 590 151155 190 194192577575 333 335-337 351 457451 465 463 489 - 499 360 530 480 420 430 480 463451 443 437 411 405 419 405 401 441 480 - 498 347 351 355 359 525 430 473 332-342 425 415 400570568556550 543 327 321 315 305 343 515 525 551 555 328 309-311 518 - 5 2 8 536 - 5 4 0 552 - 5 5 4 558 - 5 6 2 573 591 - 5 9 9 557 - 5 7 1 330-332 318-320 406-418 417 542548 568 52 4 550 500 - 5 2 8 578564550546540530 531-535 541 505 525 537 555 565 571 530 520 440-446 579567 600 555 581 420-438 437 56 6 224 228 244 57 9 57 5 565559 2 604 576566 34 22 22 2 2 2 2 505 610-616 678676 674 672 642 636-638 567 555 711 701705 725 525 759 730 718 704 734 738-740 760 746-750 71 8 89 850 530 609 77 60 1 18 1028 1036 1044 1052 1013 1021 1029 1037 1047 1057 10041000 1006 1020 1024 1030 1040 1048 2511091 1085 1035 1027 1023 1017 1001 1060 1043 15 1090 1080 1040 1028 10531055 623 13 7 145 700 780 790 744 111 150 753 100 825 805 33 51 75 63 841 44 675 4941 711 799 703 100 101 139 654 625 1019 1027AB 1035 1052 1044 1061 101010 1045 1028 1020 16 0 1001 1005 1009 1015 1027 1037 1010 1024 1004 930 975 945 929 931 948 181 940 960 14 5 900 955 999 875 853 925 81 855 901-907 909 87 98 10381036 917921 925 735 849 707 847 842 828 820 248 230-232 212 825 829833 839 800 812818 882165 831 801 815809 801 841 791153 718 774 761795 745 201 209 834836 845 895 926 190 934 942 948 20 3 209 219 225 929 200 240 904 910 926 270 935 904 909909A 101 109 25 217 222 148 171 421 130 312 318 324 317 301 186 192 323 329 15 1 325 329 334 131129 101 301 235 258 212 163 115 291 247 131141 145 150 210 201 207 164 202 158 180 165 147143 125 149 101 150 170172165167169171 101-119 121 123 129 139 235 251249 252 247 244250 177 220 261 251 - 257205 245 231 225 213 205170 172 206 234240 183 251 270 241 - 247 215-237 210-216 124124A 132 144 152 147 221 - 243 275 220 246 250 260 166 162 130 129 160 154 116 112 180 - 180 A 171 219 219 235 262 202 245 254252250 151 159 203 215 221 313 - 3 1 7 318 220-224 238 319 -323 311 - 317 339 327 - 335 197 185 177 170 451 422 422A 42 9 437 121 151 187-197 309 167-169165 135143149155 30 2310 314 320 161 171 101 115110 120 354 344 334 364 160-164 126 134 150 168181179 542 - 5 5 0 531-539 532 759 223-239 905 911-917 907 188190 251-293 202 206 208 210 212 216 220 1008 159 275 539 201 400 27 168 865 857 302 324 340 795 848 918 903903A 408412 440 483 A - F 435 751 735 745 532 210 727 733 335 328 330 345 214 350 800 806 441 441 A 230 302 306 308 312316 301 303 305 307 309 325 251 807 821 829 801 818-824 420 424 430 832A 832 842A 842 852A 852 862A 862 872A 872351 A351 355 A 355 359 A 359 36 3 A 363 36 7 A 367 425 911 943 951 918 936 940 944 271253241 301 319 919A919 935 949 928 936 940-946 353 264 367361 310 10051010 1020 423425 457 - 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